Rare Commercial Space on
For Sale
$975,000
825 Brickell Bay Dr Unit 3CL32, Miami, FL 33131
Commercial space in the Four Ambassadors with long-term tenant.
Property Size1,670 SF
Days on Market259
Property Features for 825 Brickell Bay Dr Unit 3CL32
General Information
Standard status
Active
Size
1,670 SF
Property subtype
Retail
Taxes and HOA fees
Annual Taxes
$12,816
Building Details
Building Size
1,670 SF
Year Built
1968
Listing Agency:
Brickell Investment Realty
Listed By:
Daniel Burdak · License #0324756
(786) 286-3262
Source:
Relinkre
Added: Dec 29, 2025
Changed: Sep 10
Last Checked: Sep 13 at 12:44PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Brickell Investment Realty
Investment Insights
Based on property information with market context.
A rare opportunity exists to own a commercial space within the lobby of the Four Ambassadors. The property is located in Brickell and features a tenured tenant with a lease in place for 4.5 years. The tenant operates a market and deli with a beer and wine license, open from 7:00 a.m. until midnight. The sale includes the underlying real estate only. The location is considered very bikeable with a score of 76, a walker's paradise with a score of 95, and a rider's paradise with a transit score of 100.
Key Highlights
- Prime commercial space located in the lobby of the Four Ambassadors.
- A‑Plus tenured tenant with a 4.5‑year lease already in place.
- Tenant operates a successful Market / Deli with beer & wine license.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$78,908
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.09%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,578,160
$1.6M
Cap Rate 7%
$1,127,257
$1.1M
Cap Rate 9%
$876,756
$876.8K
Market Conditions
NOI Build-Up for 1,670 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$106.8K $63.96/SF
− Vacancy
−$1.6K −$0.96/SF
EGI
$105.2K $63.00/SF
− OpEx
−$26.3K −$15.75/SF
NOI
$78.9K $47.25/SF
Area
Miami, FL
Vacancy
1.50%
Lease Rate
$63.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,578,160
Cap Rate 7%
$1,127,257
Cap Rate 9%
$876,756
Alternative Uses
Best Use
Specialty Retail
$1.13M
$986.4K – $1.32M
NOI $78,908 @ 7.0% cap · market cap 8.09%
Second Best
Retail
$778.4K
$681.1K – $908.1K
NOI $54,485 @ 7.0% cap · market cap 5.59%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
15,616
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33131, FL
26,213
Population
18,872
Households
1.4
Avg Household Size
37
Median Age
77%
College-Educated
98%
High-School Grad
0.5 sq mi
ZIP Area
52,426
Density / Sq Mi
$143,114
Median Household Income
$86,331
Median Earnings
$2,847
Median Rent
$621,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Miami, FL
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Similar Off Market Nearby
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- UVA Restaurant & Lounge Bar — 1500 SW 1st Ave, Miami, FL 33129
- Restaurant at Dua — 1300 S Miami Ave, Miami, FL 33130
- La latinoamericana — griffin, ave, miami, fl 33131
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Commercial space in the Four Ambassadors with long-term tenant.
Where is this grocery and convenience store located?
The property is located at 825 Brickell Bay Dr Unit 3CL32 Miami, FL.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Prime commercial space located in the lobby of the Four Ambassadors.; A‑Plus tenured tenant with a 4.5‑year lease already in place.; Tenant operates a successful Market / Deli with beer & wine license.
